Too much copper is toxic to plants because it prevents photosynthesis.https://homeguides.sfgate.com/copper-control-algae-97682.htmlThat said you should get the roof inspected.You may get lucky, the roof may be in great shape other than the algae on it ( note there are shingle solvents designed to wash off roofs: don’t bleach ( bleach is ineffective against mold) or power wash.)Once cleaned, install the copper as a preventative measure.Other wise I agree with many of the comments, you might have to bite the bullet on the roof, a roof is a big deal to perspective buyers.

So if a class D property is 9% cap after PM fees, lost rents, etc, it's still way better cash flow than my 4% cap single family class A? I

The first question, @Eron A., is WHERE ARE YOU?

This is the power behind relational lending and working with local private lenders, not national HML companies.

Many OOS investors set themselves up for failure because they don't truly take the time to understand:1) The Class of the NEIGHBORHOOD they are buying in - which is relative to the overall area.2) The Class of the PROPERTY they are buying - which is relative to the overall area.3) The Class of the TENANT POOL the Neighborhood & Property will attract - which is relative to the overall area.4) The Class of the CONTRACTORS that will work on their Property, given the Neighborhood location - which is relative to the overall area.5) The Class of the PROPERTY MANAGEMENT COMPANIES (PMC) that will manage their Property, given the Neighborhood location and the Tenants it will attract - which is relative to the overall area.6) That a Class X NEIGHBORHOOD will have mostly Class X PROPERTIES, which will only attract Class X TENANTS, CONTRACTORS AND PMCs and deliver Class X RESULTS.7) That OOS property Class rankings are often different than the Class ranking of the local market they live.8) Class A is relatively easy to manage, can even be DIY remote managed from another state.

"No" is a powerful word.

Just remember when the power goes out, what do you need working the most? 

I too believe there will be some impact somewhere in the economy, if that impact is truly a free market reaction/natural occurrence driven by free competition, or if the change is already determined and the powers at be are simply creating the distraction they need... is yet to be seen. 

Intel is a great example, who is building the largest chip manufacturing plant in the US right here, and it will be a $20 billion dollar investment that brings a few new thousand jobs.https://www.dispatch.com/story/business/2022/01/21/intel-ohio-building-computer-chip-factories-licking-county-jersey-township/9173472002/ Here are a few more recent investments https://www.10tv.com/article/money/business/hydrogen-power-company-hyperion-bringing-700-jobs-to-columbus/530-25907aab-5517-4661-a9f3-d2ed2d5be6b0 https://news.wosu.org/news/2022-02-08/rumpke-to-build-50-million-recycling-facility-in-columbus

The benefit of this approach is that it allows you to get into real estate investing without having to deal with the headaches and expenses of rehabbing a property yourself.Another option you might consider is partnering with an experienced investor who can help guide you through the process and provide support and advice.I live in salem and plan on buying multi-families here because of the research trends and its close to my day job.Heres a quote from my AI Chat GPT report about the salem market"Salem, Oregon is the capital city of the state and is home to a diverse range of industries, including healthcare, government, education, and agriculture.